Updated Condo in 55+
For Sale
$355,000
8109 CENTENNIAL STA, Warminster, PA 18974
Updated 2-bedroom, 2-bathroom condo in desirable 55+ community.
Property Size1,600 SF
Days on Market350
Property Features for 8109 CENTENNIAL STA
General Information
Standard status
Active
Size
1,600 SF
Property subtype
Apartment
Amenities
Heat Pump(s)
Central A/C
Built-In Microwave
Built-In Range
Dishwasher
Disposal
Dryer - Electric
Oven/Range - Electric
Refrigerator
Stainless Steel Appliances
Washer
WaterHeater
Building Details
Building Size
1,600 SF
Year Built
1997
Listing Agency:
Keller Williams Real Estate
(215) 870-1943
Listed By:
Linda Levin · License #RS178850L
(215) 870-1943
Source:
Kw
Added: Sep 14, 2025
Changed: Aug 18
Last Checked: Aug 29 at 5:28PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Real Estate
Investment Insights
Based on property information with market context.
This updated 2-bedroom, 2-bathroom first-floor condominium is located in Centennial Station, a desirable 55+ community. The home features a modern kitchen with soft-close drawers and ample cabinet storage, adjacent to a dining room. The bathrooms are updated, including a large walk-in shower in the primary bathroom. The primary bedroom includes a walk-in closet and an extra-large additional closet, while the second bedroom also offers generous storage. An additional storage closet is located off the living room, which features floor-to-ceiling windows and a patio door with storm door that open onto a private patio. Community amenities include a saltwater indoor pool, a gymnasium, a library, and a game room with billiards, ping pong, air hockey and foosball, as well as a dedicated card room. Outdoor amenities include walking paths, gazebos and barbecue areas, shuffleboard, and a fountain. The community also features a grand ballroom for shows and events. Ample parking is available. The property comes with an HVAC warranty that may be continued by the new homeowner. Centennial Station is a no-dog community, with the exception of licensed service animals; cats are permitted. While the community is 55+, only one resident must be 55 years or older; other residents can be 19+ years or older.
Key Highlights
- Desirable 55+ community in Centennial Station
- Move‑in ready with UPDATED kitchen and bathrooms, including a walk‑in shower in the primary bathroom
- Abundant storage with walk‑in closets, extra‑large closets, and an additional storage closet
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$19,810
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.58%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$396,200
$396.2K
Cap Rate 7%
$283,000
$283.0K
Cap Rate 9%
$220,111
$220.1K
Market Conditions
NOI Build-Up for 1,600 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$37.2K $23.28/SF
− Vacancy
−$1.2K −$0.77/SF
EGI
$36.0K $22.51/SF
− OpEx
−$16.2K −$10.13/SF
NOI
$19.8K $12.38/SF
Area
Bucks County, PA
Vacancy
3.30%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$396,200
Cap Rate 7%
$283,000
Cap Rate 9%
$220,111
Alternative Uses
Best Use
Apartment 5plus
$283.0K
$247.6K – $330.2K
NOI $19,810 @ 7.0% cap · market cap 5.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$485.1K
$424.5K – $566.0K
NOI $33,957 @ 7.0% cap · market cap 9.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
350
Businesses Nearby
Explore this area
Business Placement
Demographics for 18974, PA
42,507
Population
17,970
Households
2.4
Avg Household Size
47
Median Age
39%
College-Educated
95%
High-School Grad
19.7 sq mi
ZIP Area
2,158
Density / Sq Mi
$99,724
Median Household Income
$57,726
Median Earnings
$1,634
Median Rent
$407,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Updated 2-bedroom, 2-bathroom condo in desirable 55+ community.
Where is this apartment building located?
The property is located at 8109 CENTENNIAL STA Warminster, PA.
What is the asking price?
The asking price for this property is $355,000.
What are key features of this property?
This property features: Desirable 55+ community in Centennial Station; Move‑in ready with UPDATED kitchen and bathrooms, including a walk‑in shower in the primary bathroom; Abundant storage with walk‑in closets, extra‑large closets, and an additional storage closet
